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Double extension- where to start?

Discussion in 'Building' started by JohnHamer1977, 28 Sep 2014.

  1. jeds

    jeds

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    Get quotes for foundation, concrete sub-floor, cavity walls (including insulation), windows and doors, roof, felt, battens, tiles, damp proof trays and flashings plus any knocking through, iintels or beams. That will leave you to deal with electrics, plumbing, internal insulation, internal partitions, plasterboarding, floor screed, joinery finishes and decoration, plus any fittings and fixtures (kitchen/bathroom) if applicable.
     
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  3. JohnHamer1977

    JohnHamer1977

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    That sounds ideal - I'm getting builders saying they can't quote without drawings.
    It's a bit annoying they don't want to give a ball park as I might do a single lean to at the back as well as a double at the side but don't wanna get drawings for both if it doesn't work out worth it financially which I cant make an informed decision on without at least approx figures.
     
  4. JohnHamer1977

    JohnHamer1977

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    Are there any Manc based builders on here people have used?
     
  5. StevieV1

    StevieV1

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    Yes, builders wont quote without some form of illustration of what you want.

    This is why I did my own initial drawings for planning. Ok took a total of 12 hours to do (not in one go, over several days).

    I also found because our house is timber framed, some chippies also wanted a structural engineers plan/building regs drawings showing sections, point loads etc blah before they could give a quote

    This probably wont apply to you if you are going for conventional build, but just highlights some of the fun and games to be had!
     
  6. JohnHamer1977

    JohnHamer1977

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    Just had a drawings quote... Seems steep.
    £2000 before a spade hits the ground.

    Design fee £1600.
    £300 initial fee to cover full measured survey and production of sketch proposals, £400 detailed planning drawings and submission, £900 detailed building regulations drawings/tender and construction drawings.

    Planning application fee to Tameside Council £172

    Building regulations fee circa £500 (to be confirmed once my drawings are issued to building control)
    As discussed I use a company called Ball & Berry based in Preston, This will avoid the need to use Tameside Council.

    Structural Engineers fees £80 per beam.

    ...what do you guy think?
     
  7. StevieV1

    StevieV1

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    Get more quotes!
     
  8. JohnHamer1977

    JohnHamer1977

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    Will do, what would be reasonable?? (ball park?)

    Thx
     
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  10. StevieV1

    StevieV1

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    As I said, I did my own pp drawings so don't know about those as such, but my building control drawings cost just under £500.

    The building regs drawings are just glorified pp drawings perhaps someone would do you pp drawings for your planning and when you have that add the building regs stuff to those drawings for maybe £500-1k.

    I had quotes for about what you have posted I.e. £2k with all the site visit rubbish, this submission, that submission on it. They add a little on here and there. The process can be simpler if you do your research.

    What you need is pp drawings, say 500 quid

    Submission fee to council 172

    Pp drawings upgraded to building regs say perhaps max 500 but I would hope less if architect already has your plans on CAD

    Full plans submission/building notice - varies on floor space to be added, I paid about 780

    Look for an architectural technician, try one man bands out of yellow pages or even drop into a tool station or similar as all the trades pin their cards up on the wall in these places. Word of mouth is best - if you see some building work going on similar to what you want, stop and see if they can recommend someone to do your drawings.
     
  11. limerockconstruction

    limerockconstruction

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    John, just so you understand things from the other side of the fence, customers who ask for prices on something they have neither planning for, nor building regs for means that they possibly not going to do any of the work at all. A lot of builders are self employed family men who price up a lot of this work in their own time, why should they spend the time pricing up something you won't necessarily even do.....you no doubt have read numerous posts on here and/or the rest of the WWW. Take £1,000 per square metre and use that figure with +/- 20% margin depending on the level of finish.

    This will help you decide which option you can afford. Then pay someone to do the drawings and give something tangible to the contractor you'd like to offer his price against. This will also help you compare prices as they will be like for like.
     
  12. JohnHamer1977

    JohnHamer1977

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    Thanks Steveie... I'm Getting more quotes. The design fee just look far too high. It's a really simple extension.

    Limerick... Yes I can appreciate that.
    So the extension will be 6m x 3m footprint, would you double the calculation as its a double extension?
    I've used a calculator online (what price.co.uk), puts me at £33,785 for the double, lean to at the back would add £15k on its own, the architect guessed would be about £10k if done at the same time as the double.
     
  13. freddiemercurystwin

    freddiemercurystwin

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    :confused:
     
  14. limerockconstruction

    limerockconstruction

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    :!:
     
  15. limerockconstruction

    limerockconstruction

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    Yes JOhn, price per sq. mtr is per floor so - 6x3x2 = 36k

    This price is ex VAT
    It doesn't include anything fancy
    Doesn't include en-suites adn/or kitchens
    Limit to PS for electrics plumbing and steelwork.

    Its not a hard and fast rule, but it'll help you make your mind up.

    Why don't you get PP for the double side and do teh small rear under permitted development in a few years.

    Can't comment on side extension without seeing plans. Not sure why it should be that much cheaper just because people are on site. Be wary of being persuaded by an Architect as to the cost of things.
     
  16. DIYnot Local

    DIYnot Local

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